I am 4 weeks into the sale of my maisonette in Ilford and the EA has just text me to warn that the purchasers are switching solicitor. The reason given is that the mortgage company will only work with solicitors on their conveyancing panel. Why would a big named lender only work with specific law firms rather the firm that they want to appoint for their conveyancing in Ilford ?
Mortgage companies have always had an approved set of law firms that can act for them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Banks blame a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.
I need some fast conveyancing in Ilford as I am under an ultimatum to complete in less than one month. A mortgage is not required. Can I avoid the conveyancing searches to save money and time?
As you are not obtaining a mortgage you have the choice not to have searches conducted although no solicitor would recommend that you don't. With lots of history conveyancing in Ilford the following are examples of what can arise and therefore affect future saleability: Enforcement Notices, Overdue Charges, Overdue Grants, Road Schemes,...
I have todaydiscovered that Stirling Law have closed. They carried out my conveyancing in Ilford for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ilford conveyancing specialists.
I am thinking of appointing a conveyancing lawyer in Ilford for my home move. Is it possible to see a firm’s record with the profession’s regulator?
Members of the public may find presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator may recorded telephone calls for training requirements.
Completion is due on our sale of a £375,000 maisonette in Ilford in just under a week. The managing agents has quoted £360 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Ilford?
For most leasehold sales in Ilford conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
-
Answering pre-contract enquiries
Where consent is required before sale in Ilford
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I am the registered owner of a second floor flat in Ilford. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
You certainly can. We can put you in touch with a Ilford conveyancing firm who can help.
An example of a Lease Extension case for a Ilford premises is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case affected 1 flat. The unexpired term as at the valuation date was 61.36 years.
My solicitors in Ilford have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.